This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 112 m² on the 1st floor, built in 2008, energy rating C. Located on rua Júlio Conceição Sousa, 6, Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. This apartment features a modern, functional kitchen with high-quality cabinetry and a balcony that enhances both lighting and outdoor enjoyment, ideal for family living.
The valuation. The asking price of €560,000 is €49,412 or 9.7% above the fair value of €510,588, which positions the property at a fair valuation, suggesting only minor negotiation potential remains.
Fair value modelled at €510,588 from 6 comparable sales in the area. Asking €560,000 sits €49,412 (9.7%) above — overpriced versus fair value.
Asking €560,000 versus the rua Júlio Conceição Sousa, 6 area baseline of €406,004 (€3,625/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €406,004, adjusted for condition and micro-location, gives a modelled fair value of €510,588 (€4,559/m²), a €49,412 (9.7%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Júlio Conceição Sousa, 6 | Subject | €560,000 | €5,000 | — | 82 | 76 |
| alameda Doutor Francisco Sá Carneiro | Active | €470,000 | €3,643 | 27.1% | 72 | 74 |
| praceta das Torres, 3 | Active | €420,000 | €4,118 | 17.6% | 80 | 78 |
| Sacavém e Prior Velho · 57f9ae | Active | €695,000 | €4,017 | 19.7% | 74 | 77 |
| rua Avelino Salgado de Oliveira, 4B | Active | €380,000 | €5,000 | 0% | 80 | 77 |
| Median comp | €445,000 | €4,068 | 18.6% | 77 | 77 |
Long-term rental The property offers a gross yield of 3.4%, making it a reasonable option for long-term rental in the competitive Greater Lisbon market. However, the current listing price reflects a 9.7% gap from the fair value, adhering to an overall assessment of fair pricing. Family rental With a condition score of 79/100 and a neighborhood rating of 76/100, the property presents itself as a suitable choice for family rentals in a desirable suburban area. While it meets basic requirements, its pricing does not indicate an opportunity for investment growth, being evaluated as fair. Buy-and-hold The buy-and-hold strategy may yield steady returns over time given the apartment's condition and location, although current valuations suggest that this investment does not present substantial upside potential. Listing at €560,000 aligns closely with the fair value of €510,588, indicating a stable but not lucrative investment landscape.
Economic vulnerability The property is at risk due to a slightly elevated economic stability score of 80/100, indicating potential fluctuations in local market conditions that could impact rental income. Tenant turnover risk With a tenant stability score of 75/100, there is a notable likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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